Introduction

Dedicated and committed to offering the best possible service

As well as this, we have staff dedicated to the other areas within property management. These areas include tenancy renewals, inspections, insurance and collection of rent arrears. We also carry out photographic inventories at both check-ins and check-outs to ensure that the tenant leaves the property in a suitable condition when they vacate.

Care you can rely on

Many individual landlords and investors find our services invaluable as they can rely on us to deal with any matters regarding rental and the upkeep of the property so that their time is not taken up with dealing with these issues. We always aim to respond to any reports from tenants as quickly as is possible, therefore keeping them happy which often results in them staying in the property longer than was initially agreed, leaving less vacancy periods. Our landlords and tenants alike find Around Town Flats friendly, efficient and easy to work with.


The Appraisal
An appointment will be made to visit the property to carry out a no obligation rental appraisal taking into consideration the location, the size of the property and the current demand. You will be asked if you have any condition you wish to impose on the prospective tenant possibly in relation to children, pets, smoking or similar, and we will able to seek advice in relation to your responsibilities as a Landlord to both your tenant and to third parties, e.g. Bank / Building Society (if the property is mortgaged) and any other relevant matters.

We will ensure that the property meets the required standards, is in good decorative order and is clean and tidy to attract a tenant without delay and if this is not the case, we will advise on any work needed and if necessary arrange for the works to be completed. Remedial work can be carried out by our Maintenance Contractors; however our landlords are free to choose to instruct any contractor. Property offered to let in good condition not only assists us in achieving the best possible rent but is generally subsequently well maintained by the tenant.


Furnished or Unfurnished
It should be noted, firstly, that the legal rights of the Landlord are the same whichever option is taken. All Around Town Flats properties are let on a fully furnished basis. Fully furnished means that as a minimum the following furnishings are provided; bed, wardrobe, sofa, coffee table, curtains, carpets, light fittings and shades. Clearly, it is likely that properties which are nicely decorated and furnished attract better tenants. It is essential that the property is clean and tidy, the windows cleaned, the carpets vacuumed and curtains are in a good condition.


The Role of Around Town Flats as Managing Agent
Following the appraisal and appointment as Letting Agent for the Landlord, we would commence a marketing campaign along with accompanied viewings of the property for prospective tenants. Subsequently, references would be taken up and then we will conduct the necessary additional enquiries to assess the suitability of the prospective tenant.

Once these have proven satisfactory, we will then prepare the legal documentation in respect of the tenancy to include a “Schedule of Condition” and an “Inventory”. The meters will be read in relation to the Gas & Electricity and the readings and information relating to the new tenant will be submitted to the appropriate accounts department. We will obtain a deposit from the tenant to cover the landlord in respect of loss, breakages and dilapidations, which is equivalent to 5 weeks rent.

We will arrange for the collection of rent, maintain detailed accounts and submit monthly statements to the Landlord. The property will be inspected regularly and detailed reports prepared. We will arrange and supervise any remedial repairs necessary with the consent of the Landlord and settle any accounts in relation to the same on their behalf.

The Landlord is responsible for the general upkeep of the property, decorating, cleaning between lets and ensuring that the property is kept in a good state of repair at all times. In addition, during periods of cold weather, it is the sole responsibility of the Landlord to arrange for background heating of empty properties or to have the whole system drained down to prevent flooding from burst pipes. This type of risk must be covered under the Landlords Insurance Policy.


Advertising & Viewings
Around Town Flats are an established Independent Letting Agents, dealing with all areas of South Manchester, specialising in Fallowfield, Victoria Park, Rusholme, Withington, West Didsbury, Whalley Range, Chorlton, and Longsight, with our main office set in a prime location in Fallowfield. We will extensively market your property to let by the use of our distinctive “To Let” boards, press advertising, and via our database of prospective tenants. Individual property details with full colour photographs are printed for distribution to prospective tenants at the discretion of the company and are advertised in the windows of our office. The company has its own website, www.aroundtownflats.com and is using the internet as a very successful additional advertising medium. Our “To Let” properties are advertised with a number of search engines and are very easy to use.

Each viewing appointment is conducted, wherever possible, by a member of staff who immediately ascertains the suitability of the prospective tenant. Accompanied viewings are conducted at any time to suit the prospective tenant – we make ourselves available when other Lettings and Estate Agents are not – whether it be evening or weekend. We truly believe that this is an essential element to offering “the best service”.


Finding a Suitable Tenant
All applicants are thoroughly vetted – references are taken up from a variety of sources and credit checks are carried out to ensure the ingoing tenant is honest, trustworthy and most importantly they are in position financially to enable them to pay the rent. Our comprehensive credit search facilities enable us to discover any past history of debt or rent arrears or indeed any bad histories with previous Agents / Landlords.


Inventories & Schedules of Condition
A comprehensive Schedule of Condition will be prepared at the onset of the tenancy detailing any minor faults or flaws in the property internally in relation to décor, floor coverings, fixtures and fittings etc. The ingoing Tenant will be asked to sign to confirm that they agree to the contents therein and a copy is provided to the Tenant and a copy is kept at the office. As the Landlord you can request a copy for your reference. This prevents any problems arising at the end of the tenancy should any damage have occurred. It should be noted however that “fair, wear and tear” to the property, especially if the tenancy has been for a reasonable length of time, must be accepted by the Landlord. Should a tenant request permission to paint or redecorate a property, this will only be given with written authority from the Landlord and after ascertaining that the intended colour schemes are suitable.


Safety & Appliances
Strict regulations are now in force in relation to safety standards for furniture and furnishings, gas appliances and electrical equipment and installations. With effect from 1st March 1993 it became mandatory that furniture and soft furnishings comply with the Fire and Furnishings Safety Regulations 1988. Gas and electrical equipment need to be checked annually by approved contractors. Fire safety measures such as smoke alarms and fire extinguishers are strongly recommended and can be installed by our Maintenance Division for a nominal fee. Should you require any further advice, feel free to contact the office and speak to our Lettings Manager.

All appliances – cooker, washing machine, dryer, fridge, dishwasher etc, should be in good working order and clean. Fridges and freezers should be defrosted, cleaned thoroughly and left with the door ajar. We do not recommend that television sets or stereos are left in the property. However, it is essential that every property has a television aerial installed. It is the responsibility of the tenant to ensure there is a current television licence.


Maintenance Assistance & Between Tenancies
If the property is to be fully managed, the agent will advise the Landlord of any necessary remedial repairs and provide a quotation from our Maintenance Division. If this is acceptable to the Landlord the work can then be carried out without delay. Should the need arise for any emergency remedial work, and then we will, of course, use our discretion to avoid the risk of further damage to the property. Should we carry out any work to the property following authorisation from the landlord – the cost will be deducted from rents received.

Although we will do our utmost to ensure that the property is tenanted consistently, there will inevitably be periods where the property may be empty between tenants. During these periods, of course, there will be no charge made by us. It is of paramount importance, however, that the property is kept in a clean condition and good decorative order and that the gardens are attended to and kept neat and tidy to assist us in re-letting the property in the minimum amount of time.


Utilities, Rates & Deposits
Whilst the tenant is in residence he/she will be solely responsible for the payment of services in respect of Gas, Electricity, Water, Telephone and Council Tax. Separate accounts will be established in the name of the Tenant, ensuring the Landlord cannot be held responsible for any unpaid bills.

No tenancy shall commence without receipt of a deposit from the ingoing tenant to protect against loss, damages, or dilapidations during the term. These monies are held by the Deposit Protection Service and are only returnable to the Tenant when evidence of all outstanding bills have been met, a full, detailed inspection of the property to ascertain if there should be any deductions. Any costs for loss or damage, which are the direct fault of the Tenant, can then be deducted prior to the deposit being returned.


Consent from the Lender
Where a property to be let is mortgaged to a Bank or Building Society it is the sole responsibility of the Landlord to obtain the consent of the mortgagee prior to letting. They will invariably insist that a professional property management company handles the let. Around Town Flats will be pleased to offer any assistance with negotiations between Landlords and lending institutions.


Fees & Accounting
1). Letting only – fee equivalent to one month’s rent (subject to a minimum fee £400.00) This serves as an administration fee to cover the cost of advertising, taking up references once a suitable Tenant has been found, and preparation of the Legal documentation, schedule of condition reports, inventories and other relevant documentation. It also includes any visits that are necessary to the property while it is empty.

2). Letting & Rent Collection – one payment equal to one half of a month’s rent and 8% of the monthly rent. (Subject to a minimum fee of £400.00) – Please remember, this is only advisable if you have your own contractors to be able to attend the property in the event of an emergency.

Around Town Flats will advertise the property to let, find a suitable tenant, take up references, prepare the legal documentation and inventories arrange and monitor the monthly collection of rent. At the end of the tenancy the inventory will be checked and the deposit can be returned subject to the condition of the property at that time.

3). Full Management Service – One payment equal to one half of a month’s rent and 10% of monthly rent. (Subject to a minimum fee of £400.00)

Our Full Management Service is a comprehensive service catering to the Landlords every requirement and includes; all advertising, the introduction of a suitable tenant, taking up references, preparing legal documentation, inventories and schedules of condition, rent collection & monthly statements to landlords, quarterly inspections of tenanted properties. Arrangement and supervision of any remedial repairs as and when necessary. Emergency 24 hour – 365 day help line for tenants in the event of an emergency.

Our Accounts team will provide client statements detailing income and expenditure once a month. Client balances are transferred once a month on a date agreed with the client.

Chris Harding, our Accounts Manager, and his team are happy to deal with any enquires regarding statements either by telephone, email or fax.